1. What services does S8 Acquisition provide?
S8 Acquisition is an acquisitions firm specializing in sourcing, acquiring, and managing Section 8 rental properties for our investors. We handle the entire process—from due diligence and property acquisition to tenant vetting, placement, and ongoing management. With over 4 years of proven expertise, we deliver a streamlined, professional experience tailored to investors seeking reliable, income-producing assets.
2. What areas does S8 Acquisition specialize in targeting?
S8 Acquisition primarily targets high-performing markets in cities such as Cleveland, Columbus, and Dayton, Ohio; Montgomery and Birmingham, Alabama; and Little Rock, Arkansas. While these are some of our key focus areas, we’re not limited to them. Our goal is to help our investors access lucrative opportunities with predictable cash flow, delivering strong predictable annual cash-on-cash returns.
3. Does S8 Acquisition have preferred lenders, and is an investor required to use those lenders?
Yes, S8 Acquisition works with a network of over 150 preferred lenders across the United States. However, investors are not required to use these lenders. Our priority is finding the most favorable financing options—whether through our network or yours. We aim to help our investors maximize their investment returns through competitive terms and rates.
4. Are investors responsible for coordinating and scheduling property inspections?
No, investors are not responsible for coordinating or scheduling property inspections. That’s handled entirely by the S8 Acquisition management team. Inspections are a critical part of our process—if the results indicate the property isn’t a strong investment, we move on. In fact, 50% of what we do is getting you into the right property, and the other 50% is making sure we keep you out of the wrong ones.
5. Does S8 Acquisition assist with negotiating the property's sale price?
Yes, S8 Acquisition provides full support with negotiating the property’s sale price through our in-house Realtor. Whether it’s an on-market or off-market deal, we handle the tough negotiations on your behalf to secure the best possible terms and ensure you’re positioned in a strong investment. From there, we initiate an appraisal and once confirmed, you’ll make an offer and submit an Earnest Money Deposit (EMD), which is held in escrow. So our clients are aware, EMDs are fully refundable if the property does not pass inspection.
6. Does S8 Acquisition offer in-house property management?
Yes, S8 Acquisition provides in-house property management in the primary states where we operate. For properties located outside of these areas, we partner with trusted, vetted property management companies that we’ve worked with in the past. We oversee their operations to ensure that our clients’ investments are well-managed, and their experience remains successful and seamless.
7. What is a recommended renovation budget, and what items do you address?
At S8 Acquisition, we follow our internal “Rule of $5000,” aiming to acquire properties that typically require around $5,000 in renovations—depending on the condition. Our strategy is to focus on light, cosmetic renovations that get the property rent-ready without major repairs. We avoid heavy work like roof replacement, structural issues, or mold remediation.
Instead, our management team focuses on updates such as:
- Vinyl plank flooring
- Ceiling fan installation
- Fresh interior paint
- Exterior touch-ups
- Minor plumbing and electrical repairs
- Replacing fixtures like faucets
Our goal is to ensure each property is safe, livable, and attractive to quality long-term tenants.
8. How does S8 Acquisition find, vet and replace tenants?
While HUD performs standard background checks, including: credit, criminal, and prior rental history checks, S8 Acquisitions goes further.
Our internal vetting process includes:
- Independent credit and criminal background checks
- Verifying reason for leaving their previous residence
- In some cases, a drive-by of their current home
- A check on small lifestyle indicators for reliability
When it comes to handling evictions, we coordinate closely with HUD to ensure tenants are meeting all program guidelines and our property standards. If an eviction becomes necessary, we work directly with the local county to ensure the process is fully compliant and aligns with all legal eviction procedures. Our goal is to not only ensure voucher accuracy for maximum revenue, but also to place reliable, long-term tenants—reducing turnover and increasing stability for your investment.
9. Will the property be tenant occupied at time of ownership?
If a property doesn’t already have a tenant in place, it typically takes our team about 4–6 weeks to screen and secure a qualified Section 8 tenant, and to get the property fully approved by the housing authority. However, our team sometimes identifies fully turn-key properties that already have tenants in place. In these cases, no further inspections are required, and the tenants are carried over with the property. This allows our investors to start cash flowing sooner, without delays.
10. How is rental income paid to the owner, and are payments reliable?
The Public Housing Authority (PHA) pays a portion of the rent directly to the landlord, while the tenant typically covers the remaining balance, usually around 30% of their income.
Yes, payments from the PHA are highly reliable. Since they are backed by the U.S. federal government, the portion paid by the housing authority is consistent and dependable, making Section 8 properties a recession-proof, predictable investment opportunity for our clients and investors.
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